The City of Coral Springs is a recipient of State Housing Initiative Partnership (SHIP) funds and receives an annual allocation from the Florida Housing Finance Corporation. The purpose of this program is to meet the housing needs of very low to moderate-income households, to expand the production of and preserve affordable housing, and to further the housing element of the City’s Comprehensive Plan.
As a recipient of State Housing Initiative Partnership funds, the City established an affordable housing advisory committee in 2008 as required by Florida Statute section 420.9076. The Affordable Housing Advisory Committee (AHAC) is responsible for reviewing policies, land development regulations, the Comprehensive Plan Policy, and other aspects of the City’s policies and procedures that affect the cost of housing. In addition, the AHAC is responsible for making recommendations to encourage affordable housing. The committee meets on an as needed basis.
The AHAC is required to submit an incentive report annually. The report includes recommended SHIP strategies and an additional recommendation by the committee as well as comments on the implementation of these incentives:
- The processing of approvals of development orders or permits, as defined in Florida Statutes 166.033, for affordable housing projects is expedited to a greater degree than other projects.
- The modification of impact-fee, including reduction or waiver of fees and alternative methods of fee payment for affordable housing.
- The allowance of flexibility in densities for affordable housing.
- The reservation of infrastructure capacity for housing for very low-income persons, low-income persons, and moderate-income persons.
- The allowance of affordable accessory residential units in residential zoning districts.
- The reduction of parking and setback requirements for affordable housing.
- The allowance of flexible lot configurations, including zero-lot-line configurations for affordable housing.
- The modification of street requirements for affordable housing.
- The establishment of a process by which a local government considers, before adoption, policies, procedures, ordinances, regulations, or plan provisions that increase the cost of housing.
- The preparation of a printed inventory of locally owned public lands suitable for affordable housing.
- The support of development near transportation hubs and major employment centers and mixed-use developments.
All the incentives are being fulfilled through existing policies and procedures in the City.
On March 5, 2025, the City Commission approved and appointed the newest member to the AHAC. In accordance with Florida Statutes Section 420.9076, the committee must include at least 8, but not more than 11, committee members, as well as one elected official (effective October 1, 2020). The committee must consist of one representative from at least six of the categories below:
- A citizen who is actively engaged in the residential home building industry in connection with affordable housing.
- A citizen who is actively engaged in the banking or mortgage banking industry in connection with affordable housing.
- A citizen who is a representative of those areas of labor actively engaged in home building in connection with affordable housing.
- A citizen who is actively engaged as an advocate for low-income persons in connection with affordable housing.
- A citizen who is actively engaged as a for-profit provider of affordable housing.
- A citizen who is actively engaged as a not-for-profit provider of affordable housing.
- A citizen who is actively engaged as a real estate professional in connection with affordable housing.
- A citizen who actively serves on the local planning agency pursuant to s. 163.3174. If the local planning agency is comprised of the governing board of the county or municipality, the governing board may appoint a designee who is knowledgeable in the local planning process.
- A citizen who resides within the jurisdiction of the local governing body making the appointments.
- A citizen who represents employers within the jurisdiction.
- A citizen who represents essential services personnel, as defined in the local housing assistance plan.
| NAME |
Category- Number and Description |
David Esposito
Djemcy Limage |
1 |
Engaged in the residential home building industry in connection with affordable housing |
| Vacant |
2 |
Engaged in the banking or mortgage banking industry in connection with affordable housing |
| Vacant |
3 |
Representative of those areas of labor actively engaged in home building connection with affordable housing |
| Nicole Roman |
4 |
Engaged as an advocate for low-income persons in connection with affordable housing |
| Vacant |
5 |
Engaged as a for-profit provider of affordable housing |
| Angela Bauldree |
6 |
Engaged as a not-for-profit provider of affordable housing |
| Sharmila Ramsarran |
7 |
Engaged as a real estate professional in connection with affordable housing |
| LaurieAnne Minoff |
8 |
Serving on the local planning agency pursuant to s.163.3174 |
Michelle Beaudet-Smith
Brendalyn Edwards |
9 |
Residing within the jurisdiction of the local governing body making the appointment |
| Vacant |
10 |
Representing employers within the jurisdiction |
| Dale Pazdra |
11 |
Represents essential services personnel as defined in the local housing assistance plan. |
The City currently has ongoing policies and procedures implemented for each of the incentives identified in the Florida Statutes. Listed below are the incentives and the ongoing policies and/or procedures implemented by the City.
(A) The processing of approvals of development orders or permits, as defined in s. 166.033 & 163.3164(3) for affordable housing projects is expedited to a greater degree than other projects.
- The Building Division works closely with the Community Development Division staff to expedite building permits related to affordable housing programs. For example, the City has a process in place to expedite building permits related to the Owner-Occupied Home Rehabilitation and Barrier Free Programs;
- Not-for-profit organizations can waive the Planning and Zoning public hearing, thereby reducing the processing time of petitions by a month;
- As adopted in Ordinance 2006-107, residential developments that provide Inclusionary Units shall be afforded, to the extent possible, expedited reviews by the Department of Development Services for site plans, building applications and required inspections (City of Coral Springs Land Development Code [LDC], § 222).
(B) The modification of impact-fee requirements, including reduction or waiver of fees and alternative methods of fee payment for affordable housing.
- Residential developments that provide Inclusionary Units shall be afforded, to the extent possible, expedited reviews by the Department of Development Services for site plans, building applications and required inspections (City of Coral Springs Land Development Code [LDC], § 222).
- Explore opportunities for recurring funding sources for the City’s Housing Trust Fund to keep the fund sustainable and meet the long-term needs of City residents.
(C) The allowance of flexibility in densities for affordable housing.
- Residential developments that contain Inclusionary Units may utilize the following density bonus units for each Inclusionary Unit provided as different household income levels LDC § 219:
- A very low-income household unit qualifies the developer for 5 bonus market rate units until a maximum of 100% increase over current land use plan designation is achieved through the additional market rate units and Inclusionary Units;
- A low-income household unit qualifies the developer for 3 bonus market rate units until a maximum of 50% increase over current land use plan designation is achieved through the additional market rate units and Inclusionary Units;
- A moderate-income household unit qualifies the developer for 1 bonus market rate unit until a maximum of 50% increase over the current land use plan designation is achieved through the additional market rate units and Inclusionary Units.
- To qualify for the bonus units, at least fifty percent (50%) of the Inclusionary units shall incorporate Uniform Federal Accessibility Standards (i.e., ADA compliant);
- The Inclusionary Units are additional units and represent an increase over the current land use plan designation only when the bonus density units are used;
- Continue to analyze existing city codes and zoning categories to incorporate additional opportunities for affordable housing, including the potential for repurposing existing nonresidential structures.
(D) The reservation of infrastructure capacity for housing for very low-income persons, low-income persons, and moderate-income persons.
- The City offers home repair programs to very low to moderate-income residents utilizing the SHIP, CDBG and HOME funds. Home Repair provides assistance to owner-occupied households within the City boundaries.
(E) The allowance of affordable accessory residential units in residential zoning districts.
- Accessory residential units are allowed in RS-1 Zoning District.
- Continually review land use and commercial zoning districts for potential affordable housing opportunities.
(F) The reduction of parking and setback requirements for affordable housing.
- Not-for-profit organizations or residential development providing affordable housing can apply for a special exception from the City’s LDC § 250359 & 250812 pertaining to the minimum rear setback and parking locations.
- The administrative variance is intended to promote high standards of design, provide flexibility in the administration of standards in recognition of site-specific conditions, and to establish conditions to ensure compatibility where standards are modified (LDC § 250863).
- The community enhancement program is utilized where conditions may arise when normal compliance is impractical or impossible.
(G) The allowance of flexible lot configurations, including zero-lot-line configurations for affordable housing.
- Zero-lot-line configurations are permitted in certain zoning districts: RC-6, RC-12, RC-15, RM-15, and RM-20 (LDC § 250147)
(H) The modification of street requirements for affordable housing.
- The City of Coral Springs is built out. A large percentage of any future development of affordable housing units will be through redevelopment projects.
(I) The establishment of a process by which a local government considers, before adoption, policies, procedures, ordinances, regulations, or plan provisions that increase the cost of housing.
- With the Land Development Code Special Exception petitions, City staff works with applicants to waive petition fees, if warranted.
- The City benchmarks with other cities to determine the impact of impending legislation or changes to the LDC or municipal code.
- Support the City’s advocacy efforts at state level in response to housing initiatives.
- Support equitable distribution of documentary stamp taxes to Broward County.
- The City will continue to pursue additional funding opportunities and establish partnerships with other affordable housing stakeholders
(J) The preparation of a printed inventory of locally owned public lands suitable for affordable housing.
- Pursuant to Florida Statutes, Section 166.0451, the City approved the inventory of the locally owned public land suitable for affordable housing.
(K) The support of development near transportation hubs and major employment centers and mixed-use developments.
- Supported by the Community Redevelopment Agency and Commission when establishing the LAC land use category and overall Downtown Plan.
General Recommendation:
- Encourage Developers to work with community leaders and organizations to facilitate local employment and other initiatives, to assist with economic development within impacted neighborhoods.
- To expand communication regarding affordable housing incentives by raising awareness through housing partners, developers, builders’ associations, and other available channels.